CITY OF NORWALK, CT South Norwalk TOD Redevelopment Plan Proposed Zoning Changes

Transcription

1 CITY OF NORWALK, CT South Norwalk TOD Redevelopment Plan Proposed Zoning Changes DRAFT JUNE 2016 Prepared for the Norwalk Redevelopment Agency by THE CECIL GROUP FXM ASSOCIATES

2 ACKNOWLEDGEMENTS PREPARED FOR NORWALK REDEVELOPMENT AGENCY Timothy T. Sheehan, Executive Director Susan Sweitzer, Senior Project Manager for Development PREPARED BY The Cecil Group, Inc. Steven G. Cecil AIA ASLA Emily Keys Innes LEED AP ND FXM Associates, Inc. Francis X. Mahady Dianne Tsitsos

3 PROPOSED ZONING CHANGES DRAFT PROPOSED ZONING FOR THE SOUTH NORWALK TOD REDEVELOPMENT PLAN

4 Proposed Zoning Changes The following pages provide the recommended language for the new zoning regulations to establish the new TOD Zoning District. This language is in the standard form for the City of Norwalk s zoning regulations. List of Changes Add Article 50, Section Amend Article 50 in the Table of Contents...16 Amend Article 20, Section Amend Article 20, Section Delete Article 50, Section Delete Article 50, Section Amend Article 50, Section Amend Article 75, Section Amend Article 80, Section Amend Article 101, Section Amend Article 101, Section Amend Article 101, Section Amend Article 101, Section Remove Article 120, Section Amend Article 121, Section Remove Article 121, Section NORWALK REDEVELOPMENT AGENCY

5 #X-X Transit Oriented Development (TOD) Districts Amendments to the Building Zone Regulations of the City of Norwalk, Connecticut to incorporate a new TOD Zoning district for the South Norwalk area, to remove the SoNo Station Design District and the South Norwalk Business District from the regulations, and to make related technical amendments. Add Article 50, Section Add Article 50, Section , TOD District to read as follows: TOD District. A. Purpose and intent. It is the purpose of this district to encourage a mix of uses appropriate to the quarter-mile to half-mile radius from the South Norwalk Railroad Station. Such uses include retail stores, service shops, offices, multifamily dwellings, mixed-use development and other compatible uses at a scale consistent with the urban location of this district. Development should retain and enhance the established character of South Norwalk by keeping the scale and use of buildings compatible with those on adjacent streets and encourage safe pedestrian access throughout the district. It is intended that all new construction, rehabilitation, and alterations be designed and carried out in relation to surrounding structures and with appropriate consideration to the unity of the district, according to the design guidelines and the design review procedures stated in Section 5. Design Guidelines of the South Norwalk TOD Redevelopment Plan. This regulation will also permit the redevelopment of the South Norwalk Railroad Station in accordance with the SoNo Station Plans, as set forth in the development agreement approved by the Norwalk Redevelopment Agency and shall be referred to the Redevelopment Agency for comment. These plans are consistent with the city s goals and policies to: DRAFT PROPOSED ZONING FOR THE SOUTH NORWALK TOD REDEVELOPMENT PLAN 5

6 (1) Upgrade the railroad station and related commuter facilities including parking, security, waiting rooms, restrooms, and convenience retail; (2) Retain and enhance the established character of South Norwalk by keeping the scale and use of buildings compatible with those on adjacent streets; limiting major traffic flow to nonresidential streets; and installing street improvements (i.e., curbs, sidewalks, street trees, lighting); and (3) Maximize the opportunity presented by the railroad station by permitting intensive residential, commercial and related development which is economically viable. B. Uses and structures. This district includes properties within the coastal boundary and, as such, the relevant uses and structures, unless otherwise exempt, shall comply with the coastal site plan review requirements in. 11 through 15 of P.A and with Article 111, , herein. Structures within this district are located within the Flood Hazard Zone AE and are subject to Article 110, , herein. (1) Principal uses and structures. In a TOD District, premises shall be uses and buildings shall be erected which are used, designed or intended to be used for one (1) of the following uses and no others, subject to the provisions of , Site plan review. Properties located within the coastal zone boundary shall be subject to coastal site plan review and all other requirements of herein: (a) Railroad station and commuter facilities. (b) Dwellings, when located above any principal or Special Permit use. (c) Child day-care centers. (d) Mixed-use development, subject to (e) Offices, including medical offices. (f) Banks and financial institutions, excluding drive-in facilities. 6 NORWALK REDEVELOPMENT AGENCY

7 (g) Retail stores and personal and business service establishments. (h) Health clubs. (i) Restaurants and taverns, excluding drive-in facilities, having a gross floor area of two thousand five hundred (2,500) square feet or less. (j) Research and development facilities. (k) Places of worship, churches and church buildings. (l) Theaters and auditoriums. (m) Museums, libraries and meeting halls. (n) Parks, playgrounds and open space. (o) Hotels. (p) Off-street parking facilities. (q) Printing establishments (r) Multifamily dwellings of not less than 12 units, including elderly housing and including mixed use developments. [1] Maximum Height: 5 stories and 65 feet for multifamily and mixed use developments. Height shall be above base flood elevation in a flood zone and otherwise calculated as provided in Definitions. Height of Building. [2] In order to be eligible for the height bonus, the multifamily and mixed use development must provide a minimum of ten (10) percent affordable housing in compliance with Workforce Housing Regulation. Replacement of any deed restricted, institutional, or affordable units recognized in the City s Affordable Housing Inventory and in existence on the development site is required DRAFT PROPOSED ZONING FOR THE SOUTH NORWALK TOD REDEVELOPMENT PLAN 7

8 and must be replaced at 50% of the State Median Income. Additional units up to the required 10% must be replaced at 80% of State Median Income. [3] Additional bonus dwelling units may be available as provided for in D. [4] Residential Density shall be a minimum of 500 square feet of lot area per dwelling unit for multifamily developments. [5] A defined recreation area of not less than one hundred (100) square feet per dwelling unit shall be provided and located with due concern for the safety and convenience of the residents for whose use it is intended. (s) Boutique manufacturing, with an accessory retail use, subject to compliance with the following requirements: [1] Such boutique manufacturing shall not exceed three thousand (3,000) square feet in gross floor area; and [2] The accessory retail use shall be no less than 10% and no more than 40% of the total gross floor area of the manufacturing area; and [3] All manufacturing activity, including the storage of all equipment, materials and products, shall occur inside the building; no outside storage of any kind is permitted; and [4] Only manufacturing processes that are not offensive with regard to noise, light, dust and odors, and which have the same or lesser impact than the principal retail use are permitted; and [5] The manufacturing process is principally artisan or fabrication by hand, and shall not include mass production or assembly line operations; and 8 NORWALK REDEVELOPMENT AGENCY

9 [6] The manufacturing operations will not generate excessive traffic volumes or truck traffic in excess of that typically occurring in the adjacent district or neighborhood; all loading activity shall occur during daytime hours only. (2) Special Permit uses and structures. The following uses shall be permitted by Special Permit in accordance with the provisions of Article 140, , Special Permits, and shall comply with the Schedule Limiting Height and Bulk of Buildings, Commercial and Industrial, and any additional standards set forth herein: (a) Public utility supply or storage facilities. (b) Bank drive-in facilities. (c) Restaurants and taverns having a gross floor area of two thousand five hundred (2,500) square feet or more. (d) Gasoline stations and the service of motor vehicles, subject to (e) Electric power generator, as defined herein, subject to Section (B). (3) Uses which are not permitted in Subsection B(1) and (2) above shall not be permitted by variance in a TOD District. (4) Accessory uses and structures. Accessory uses and structures which are incidental to and customarily associated with the principal use of the premises shall be permitted. (a) Outdoor storage shall be prohibited. Outdoor refuse collection and recycling receptacles shall be located behind the front setback and shall be screened from public view and from adjacent properties with a six (6) foot high fenced enclosure or year-round landscaped screening, subject to zoning inspector approval. (b) When permitted by the Commission, entertainment in the form of live music shall be permitted as accessory to a restaurant use. Such entertainment shall be restricted to the interior of the restaurant. DRAFT PROPOSED ZONING FOR THE SOUTH NORWALK TOD REDEVELOPMENT PLAN 9

10 (c) Commercial communication antennas are permitted as an accessory use when located on an existing building or structure, subject to the height limitation of that zone, except that antennas mounted on existing buildings which meet or exceed the height limitation of that zone may extend above the existing building height by no more than fifteen (15) feet. In addition, the color of the building shall be incorporated into the design of the antenna. C. Lot and building requirements. See the Schedule for Commercial and Industrial Uses and all other applicable sections of these regulations, including Article 110 Flood Hazard Zone, and Article 111 Coastal Zone, (1) The height and bulk of all buildings in existence at the time of adoption of this regulation are hereby declared to be in conformance with the requirements of this section, provided that such structures are maintained, rehabilitated, and integrated into the proposed development. (a) Such buildings may contain any residential and/or retail use that is allowable within the TOD District, provided that they meet all requirements of this Section and do not increase the current nonconforming dimension(s). (b) Buildings listed on, or eligible for, the Connecticut State Register of Historic Places are hereby declared to be in compliance with the height and bulk requirements of this section. External building modifications to such structures shall conform to the design guidelines set forth in the South Norwalk TOD Redevelopment Plan. (c) If such buildings are destroyed by fire, explosion, act of God or act of public enemy to an extent exceeding fifty percent (50%) of their assessed value, they may be reconstructed only if the height, bulk, location and use of the building is substantially as it had previously existed, subject to approval by the Director of Planning and Zoning, except as modified where necessary to conform to the Flood Hazard Zone and coastal area management provisions of these regulations. The owners of such 10 NORWALK REDEVELOPMENT AGENCY

11 property shall document by A-2 Survey or other means the height, bulk, location and use of the building as it had previously existed. (2) If lot size is less than or equal to one-half (½) acre then the maximum building height is 3 ½ stories/45 feet. If the lot size is greater than one-half (½) acre, then the maximum building height is 5 stories/65 feet subject to the requirements of B(1)(r) above. Height shall be above base flood elevation in a flood zone and otherwise calculated as provided in Definitions. Height of Building. (3) The height of buildings along South Main Street and Chestnut Street, from the centerline of Henry Street to the southern boundary of the TOD District, is limited to 3 ½ stories/45 feet. On South Main Street, from the centerline of Henry Street to the southern boundary of the TOD District, the principal façade of the building shall be set back 50 feet from the centerline of South Main Street or from an established building line. (4) The minimum building height shall be two (2) stories and twenty-five (25) feet. Accessory structures of less than the required minimum height shall be permitted provided that they do not exceed five percent (5%) of the maximum allowed building area of the property. (5) Cupolas, towers, spires, or other design elements where not used for habitable space shall be exempt from the height regulations herein, subject to the approval of the Commission. Such elements shall be in keeping with the design guidelines set forth in the South Norwalk TOD Redevelopment Plan and shall be referred to the Redevelopment Agency for comment. (6) Open space shall include natural and landscaped areas, pedestrian plazas, courtyards, walkways, recreation areas and the like. Open space on the roof of a structure, including a parking structure, shall be permitted, provided that the open space requirement extends neither more than ten (10) feet nor more than one (1) story above the center-line elevation of the street. DRAFT PROPOSED ZONING FOR THE SOUTH NORWALK TOD REDEVELOPMENT PLAN 11

12 (7) Uses with regular public access, such as retail, personal and business service establishments, restaurant uses, health clubs, or the accessory retail use of a boutique manufacturing business, shall be required on the ground floor of properties within the TOD District and located on South Main Street (north of Concord Street), Water Street, Washington Street, Madison Street, Monroe Street, Hanford Place, and Henry Street. (8) External building modifications shall be in keeping with the design guidelines set forth in the South Norwalk TOD Redevelopment Plan. The elevations and details of a building s exterior, including signs, shall be referred to the Redevelopment Agency for comment. D. Off-street parking and loading requirements. Notwithstanding the requirements of through , the following parking regulations apply within the TOD District. (1) A building in existence at the time of adoption of this regulation may continue to be used without adequate parking and loading as required by and of these regulations. However, should such building be increased in area or changed in use so as to require additional parking or loading, such additional parking or loading shall be determined by applying the standards set forth in this Section D and in and ; except that a restaurant in existence as of July 1, 2005 shall not be required to provide additional parking for interior expansions within the existing gross restaurant floor area of one thousand (1,000) square feet or less. This provision shall apply to restaurant uses only and shall not apply to floor space devoted to mixed uses. (2) The principal use and structure shall be located between the street and all parking facilities, with the following exceptions: (a) Underground parking facilities, the roofs of which are less than three (3) feet above the center-line elevation of the street, shall be exempt from this requirement. (b) Above-ground parking facilities on a lot within a flood zone or whose property line is within ten (10) feet of a flood zone is exempt from this requirement. 12 NORWALK REDEVELOPMENT AGENCY

13 (c) Off-street parking structures, the roofs of which are more than three (3) feet above the center-line elevation of the street, and that are on a lot within the AE or VE flood zones or whose property line is within ten (10) feet of the AE or VE flood zones shall be set back a minimum of ten (10) feet from any property line. Off-street parking and loading facilities shall be effectively screened from adjacent streets and properties and landscaped with trees and shrubs within this setback. Architectural features, stoops, stairs, and terraces shall be allowed within this setback. (d) All other off-street parking structures, the roofs of which are more than three (3) feet above the center-line elevation of the street, must be concealed by active or residential uses at the ground level. (3) Parking facilities shall be required as follows: (a) There are no minimum parking requirements for the redevelopment of a building listed on, or eligible for, the Connecticut State Register of Historic Places as a mixed use building. (b) For all other buildings, the applicant must provide: [1] One (1) parking space per dwelling unit plus additional spaces for a minimum ratio of 1.30 parking spaces per dwelling unit for multifamily and mixed-use development. [2] One (1) parking space per two hundred (200) square feet of active commercial floor area for restaurant. [3] One (1) parking space per one thousand (1,000) square feet of active floor area for industrial and boutique manufacturing. [4] One (1) parking space per seven hundred fifty (750) square feet of active commercial floor area for commercial (including office, banks, and personal and business services) and retail space. DRAFT PROPOSED ZONING FOR THE SOUTH NORWALK TOD REDEVELOPMENT PLAN 13

14 [5] One (1) parking space per five (5) seats, based upon maximum seating capacity for theaters and auditoriums. Up to one hundred percent (100%) of the parking required for theaters and auditoriums may be met by the parking provided for the railroad station, provided that it can be sufficiently demonstrated to the satisfaction of the Norwalk Parking Authority that the theater and auditorium parking use occurs predominantly during the evening hours and weekends. [6] Parking for all other uses as determined by Off-street Motor Vehicle Parking Requirements. (4) Notwithstanding any other parking requirements set forth in through for individual land uses, when any land or building is used for two or more distinguishable purposes in a mixed use development, the minimum total number of parking spaces required to serve the combination of all uses shall be determined as follows: (a) Calculate the parking requirement for each use. (b) The largest single parking requirement will be reduced by the percentage for the matching use as shown in the table in E. (c) For more than two uses, the largest single parking requirement will be reduced by the percentage for each matching use as shown in the table in E. (5) Notwithstanding any other parking requirements set forth in through , the following provisions apply: (a) Required off-street parking may be located within one-quarter (1/4) mile of the use within the TOD District. (b) A Parking Management Plan for off-premises parking sites as provided for in E(5) (a) above shall be subject to approval by the Commission and the Zoning Inspector for number of spaces provided, accessibility, safety, convenience and ready identi- 14 NORWALK REDEVELOPMENT AGENCY

15 fication. Any change to the location of off-premises parking must be approved by the Zoning Inspector. (c) All required off-street parking and loading spaces must remain available as approved within the Parking Management Plan for the specifically designated uses and cannot be used by the developer, owner, or tenant for any other use than that for which it has been approved. (d) Off street parking for residential developments may be provided through the use of permits in public parking lots or structures, valet parking, tandem spaces, compact and/or vehicle stacker devices or car-sharing services subject to approval by the Commission and submission of a Parking Management Plan. (6) Off-street parking facilities, structures and driveways shall not be closer than ten (10) feet to a property line which abuts a residence zone. E. Sign regulations. See through , except that three (3) theater marquees may be permitted in addition to other signs permitted under said sections. Each marquee shall not exceed one hundred fifty (150) square feet in area. DRAFT PROPOSED ZONING FOR THE SOUTH NORWALK TOD REDEVELOPMENT PLAN 15

16 Amend Article 50 in the Table of Contents Amend Article 50 in the Table of Contents for the Building Zone Regulations of the City of Norwalk, Connecticut to read as follows: ARTICLE 50 Use Regulations Controlling Business Zones East Avenue Village District Washington Street Design District Reed-Putnam Design District Executive Office Zone Central Business Design District Marine Commercial Zone SoNo Station Design District Neighborhood Business South Norwalk Business District Business Zones No. 1 Zone Business Zones No. 2 Zone Rowayton Avenue Village District Silvermine Tavern Village District Golden Hill Village District TOD District. 16 NORWALK REDEVELOPMENT AGENCY

17 Amend Article 20, Section Amend Article 20, Section , Purpose and kinds of zones to revise subsection A. to read as follows: A. For the purpose of promoting the health, safety, morals and general welfare of the community; for the purpose of lessening congestion in the streets; for the purpose of securing safety from fire, panic and other dangers; for the purpose of preventing the overcrowding of land and avoiding undue concentration of populations; for the purpose of facilitating adequate provision of transportation, water, sewerage, schools, parks and the public requirements; for the purpose of conserving the value of buildings and encouraging the most appropriate use of land throughout the city; for the purpose of providing for public health, comfort and general welfare in living and working conditions; for the purpose of regulating and restricting the location of trades and industries and the location of buildings designed for specified uses; for the purpose of regulating and limiting the height and bulk of buildings hereafter erected; and for the purpose of regulation and determining the area of yards, courts, and other open spaces for buildings hereafter erected, the City of Norwalk is hereby divided into twenty-nine (29) classes of zones: AAA Residence Zones [Amended effective ] AA Residence Zones [Amended effective ] A Residence Zones B Residence Zones C Residence Zones D Residence Zones Executive Office Zone [Added effective ] Business Zones No. 1 [Added effective ] DRAFT PROPOSED ZONING FOR THE SOUTH NORWALK TOD REDEVELOPMENT PLAN 17

18 Business Zones No. 2 [Added effective ] Rowayton Avenue Village District [Added effective , Amended effective ] East Avenue Village District [Added effective ; Amended effective ] SoNo Station Design District [Added effective ] Neighborhood Business Zone [Amended effective ] South Norwalk Business District [Amended effective ; ] Central Business Design District [Added effective ] Marine Commercial Zone [Added effective ] TOD District Industrial No. 1 Zone [Amended effective ] Restricted Industrial Zone [Added effective ] Research and Development Zone 18 NORWALK REDEVELOPMENT AGENCY

19 Island Conservation Zone [Added effective ] Flood Zone A [Added effective , amended effective ] Flood Zone AE [Added effective , amended effective ] Flood Zone VE [Added effective , amended effective ] Washington Street Design District Reed-Putnam Design District Hospital Zone [Added effective ] Silvermine Tavern Village District [Added effective ] Golden Hill Village District [Added effective ] Amend Article 20, Section Amend Article 20, Section , Schedule limiting height & bulk of buildings and size of lot to revise subsection A. to read as follows: Schedule limiting height & bulk of buildings and size of lot. The dimensional standards for lots and buildings shall be as given in the schedules, except as modified by the sections which follow. These schedules are hereby declared to be a part of these regulations. DRAFT PROPOSED ZONING FOR THE SOUTH NORWALK TOD REDEVELOPMENT PLAN 19

20 SCHEDULE LIMITING HEIGHT AND BULK OF BUILDINGS: COMMERCIAL AND INDUSTRIAL CITY OF NORWALK PART HEIGHT MINIMUM SIZE OF PLOT YARDS ZONES MAXIMUM MINIMUM AREA WIDTH FRONT SIDE South Norwalk Business District 12 stories & 150 feet 2 stories and 25 feet, subject to C(4) None None 35 feet from centerline, except where 25% of the length of the block front is occupied by buildings on the street line or within one foot of the streetline, then no setback will be required. Subject to Sect B None 20 NORWALK REDEVELOPMENT AGENCY

21 AGG. SIDE YARDS REAR MAXIMUM BLDG AREA FLOOR AREA RATIO MAXIMUM RECREATION AREA RESIDENTIAL DENSITY None On interior lots, 10% need not exceed 10 feet beginning at second story sill level or more than 20 feet above centerline elevation of the street. None required on corner lots. On interior lots, 90% beginning on second story sill level or more than 20 feet above centerline elevation of the street 1,650 sq ft of lot area per dwelling unit; 785 sq ft of lot area per dwelling unit for developments of 19 units or less, as per Section (C)(1) DRAFT PROPOSED ZONING FOR THE SOUTH NORWALK TOD REDEVELOPMENT PLAN 21

22 SCHEDULE LIMITING HEIGHT AND BULK OF BUILDINGS: COMMERCIAL AND INDUSTRIAL CITY OF NORWALK PART HEIGHT MINIMUM SIZE OF PLOT YARDS ZONES MAXIMUM MINIMUM AREA WIDTH FRONT SoNo Station Design District 7 stories and 80 feet for commuter parking garage; 4 stories and 45 feet for all other structures 2 stories or 25 feet for buildings within 200 feet of a public street; except for railroad station building 2 acres None None TOD District If lot is less than or equal to ½ acre then the maximum building height is 3 ½ stories/45 feet. If lot is greater than ½ acre, then the maximum building height is 5 stories/65 feet subject to B.1.(r)[1-2] and C.2 The height of buildings along South Main Street and Chestnut Street, from the centerline of Henry Street to the southern boundary of the TOD District, is limited to 3 ½ stories/45 feet. Height shall be above base flood elevation in a flood zone and otherwse calculated as provided in Definitions. Height of Building. 2 stories or 25 feet for buildings within 200 feet of a public street; except for railroad station building 9,750 sf minimum lot size No minimum width Note: Special Permit required for multifamily and mixed use developments in order to obtain increased height, density, coverage, FAR, etc. Minimum setback is 0 feet from the property line or designated building line. Maximum setback of 15 feet from the property line or designated building line. On South Main Street, from the centerline of Henry Street to the southern boundary of the TOD District, the principal façade of the building shall be set back 50 feet from the centerline of South Main Street or from an established building line. The building line is as designated by the Zoning Commission or City Council 22 NORWALK REDEVELOPMENT AGENCY

23 YARDS SIDE AGG. SIDE REAR MAXIMUM BLDG AREA FLOOR AREA RATIO MAXIMUM RECREATION AREA RESIDENTIAL DENSITY PARKING RATIO None None None 50% for buildings; 90% for buildings and parking; 30% open space sq ft per dwelling unit may include balconies, courtyards, indoor recreational facilities, landscaped roofs and outdoor recreational areas 1 dwelling per 1,000 sq ft of land area None except where lot abuts residence zone, then 10 feet None except where lot abuts residence zone, then 10 feet 10 feet, except where lot abuts a residential zone, then 10 feet per story or 20 feet, whichever is greater 50% for buildings; 90% for buildings, parking 1, pedestrian circulation, and service areas 10% for landscaped open space, or plazas 100 square feet per dwelling unit, may include balconies, courtyards, indoor recreational facilities, landscaped roofs and outdoor recreational areas 500 square feet of lot area per dwelling unit subject to Workforce Housing Regulation; Multifamily and mixed use developments subject to B.1.(r)[1-2] 1.30 spaces per residential unit 1 space per 750 sf/ commercial/ retail 1 space per 200 sf restaurant 1 space per 1,000 sf industrial/ boutique manufacturing 1. Roof terraces and gardens above parking do not count towards the building coverage limitations on parking. DRAFT PROPOSED ZONING FOR THE SOUTH NORWALK TOD REDEVELOPMENT PLAN 23

24 Delete Article 50, Section Delete Article 50, Section , SoNo Station Design District. Delete Article 50, Section Delete Article 50, Section , South Norwalk Business District. Amend Article 50, Section Amend Article 50, Section , Marine Commercial Zone to revise subsection A. Purpose and Intent to read as follows: A. Purpose and intent. (1) The purpose of this regulation is to protect Norwalk s highest concentration of marine industries by preserving and enhancing existing water-dependent land uses and encouraging development which is compatible with the area s role as an active commercial harbor. The retention of existing boatyards, marinas and recreational and commercial fishing enterprises is essential to ensure that existing navigational channels are maintained and to preserve Norwalk s role as a seaport community and a regional port facility. The proximity of active navigational channels providing access to Long Island Sound render the property within this district suitable for all types of water- dependent uses. Mixed use developments, such as complexes of offices, restaurants, shops, parks, promenades and residences, which contribute to the preservation and enhancement of these water-dependent uses and which comply with established waterfront design guidelines are allowed by Special Permit. 24 NORWALK REDEVELOPMENT AGENCY

25 (2) In addition, the regulation seeks to encourage strong linkages between the waterfront and the TOD District South Norwalk Business District. The provision of public access along the water s edge and the development of complimentary uses and activities on the waterfront will serve to integrate the area with the Washington Street Historic District, the Maritime Center and adjacent residential neighborhoods. Within East Norwalk, the regulation seeks to promote the unified development of Cove Marina, so called, in a manner compatible with the Marina, restaurant and other existing uses as well as the recreational uses on adjacent parkland. [Amended effective ] Amend Article 75, Section Amend Article 75, Section , Mixed-use developments to revise subsection B. Regulations to read as follows: B. Regulations. (1) Mixed-use development shall be permitted by site plan review in accordance with the provisions of and shall comply with the additional standards set forth herein: (a) This regulation shall apply to mixed-use development permitted in Executive Office, Business No. 1, and Business No. 2, Zones and in the TOD District South Norwalk Business District. [Amended effective ; effective ; effective ] DRAFT PROPOSED ZONING FOR THE SOUTH NORWALK TOD REDEVELOPMENT PLAN 25

26 Amend Article 80, Section Amend Article 80, Section , General provisions relative to area & height regulations to revise subsection C. to read as follows: C. One-and two-family dwellings in D Residence Zones shall be erected in conformity with the requirements of the C Residence Zones. One- and two-family dwellings in Neighborhood Business Zones, South Norwalk Business Districts and in Industrial Zones shall be erected in conforming with the requirements of the C Residence Zones, except that the buildings need not be set back from the property line more than required to keep the thirty-five (35) feet from the center line of the street or streets on which the lot may abut of front. [Amended effective ; effective ; effective ; effective ; effective ] Amend Article 101, Section Amend Article 101, Section , Workforce Housing Regulation to revise subsection C. Regulations for Workforce Housing to read as follows: C. Regulations for Workforce Housing. (1) Applicability: The workforce housing regulations shall apply to all multifamily and mixed-use development of twenty (20) or more units in the following zones, in accordance with these workforce housing regulations [Amended effective ; ; ]: D Residence Zones Hospital Zone Executive Office Zone 26 NORWALK REDEVELOPMENT AGENCY

27 Business Zones No. 1 Business Zones No. 2 Golden Hill Village District Rowayton Avenue Village District SoNo Station Design District Neighborhood Business Zone South Norwalk Business District Central Business Design District Marine Commercial Zone TOD District, for multifamily and mixed-use development of twelve (12) or more units Washington Street Design District Reed-Putnam Design District Commercial Planned Residential Development Industrial No. 1 Zone Light Industrial Zone No. 2 Restricted Industrial Zone DRAFT PROPOSED ZONING FOR THE SOUTH NORWALK TOD REDEVELOPMENT PLAN 27

28 Amend Article 101, Section Amend Article 101, Section , Workforce Housing Regulation to revise subsection D. Bonus Provisions to read as follows: D. Bonus Provisions. (1) Where the workforce housing units are located in one of the zones listed below and constructed on the same site and as an integral part of a new market rate development, the Commission shall allow an increase in the permitted number of dwellings (density) by not more than twenty percent (20%), provided that such bonus units shall comply with the bonus unit criteria shown below: Central Business Design District SoNo Station Design District South Norwalk Business District Neighborhood Business Zone TOD District Washington Street Design District Reed-Putnam Design District 28 NORWALK REDEVELOPMENT AGENCY

29 DENSITY BONUS PROVISIONS Up to 20% Additional Bonus Density MAXIMUM HOUSEHOLD INCOME CRITERIA 60% of State Median Income 80% of State Median Income Preservation of Existing Affordable RATIO OF BONUS MARKET RATE UNITS TO BONUS WORKFORCE UNITS 2 market rate: 1 workforce unit 1.5 market rate: 1 workforce unit 2 market rate: 1 preserved unit Amend Article 101, Section Amend Article 101, Section , Workforce Housing Regulation to revise subsection E. Additional Standards to read as follows: (1) Workforce Housing Affordability Plan: Workforce housing units shall be reasonably dispersed throughout the development and shall contain, on average, the same number of bedrooms and the same quality of construction as the other units in the development, as detailed in an Affordability Plan submitted by the applicant. Such plan may allow for equity sharing. (2) Workforce housing units shall be developed simultaneously with or prior to the development of the other units. (3) Workforce Housing Deed Restrictions: In order to maintain workforce housing units as affordable in perpetuity for workforce households, the following restrictions shall apply: DRAFT PROPOSED ZONING FOR THE SOUTH NORWALK TOD REDEVELOPMENT PLAN 29

30 (a) Workforce housing units for sale shall be restricted by title to require that, in the event of any resale by the owner or any successor, the resale price shall not exceed the then maximum sales price for said workforce housing unit, as determined in accordance with Subsection C(8) above or the sum of the original purchase price and the cost of any documented fixed improvements made by the owner, whichever is greater. (b) Workforce housing units for rent shall be restricted by title to require that the rents for said units shall not exceed the maximum rent as determined in accordance with Subsection C(9) above. (c) Such deed-restricted units will be registered as such on an inventory kept by the Norwalk Planning & Zoning Department. (4) Where these regulations result in a fraction, the result shall be rounded up to the nearest whole number. Amend Article 101, Section Amend Article 101, Section , Workforce Housing Regulation to revise table Bonus Density for Multifamily Development by Zoning District to read as follows: 30 NORWALK REDEVELOPMENT AGENCY

31 ZONE SoNo Station Design District South Norwalk Business District Central Business Design District Washington Street Design District TOD District Reed-Putnam Design District EXISTING DENSITY FOR MULTIFAMILY DEVELOPMENT 43 units/acre 1,000 sf of lot per dwelling unit 26 units/acre 1,650 sf of lot per dwelling unit 54 units/acre 800 sf of lot area per du Subareas A/B 29 units/acre 1,300 sf of lot area per du Subarea C No density limit: 600 sq ft of building area devoted to such uses No limit on number of units; 500 sq ft of lot area per dwelling unit 62 units/acre 700 sf of lot area Subarea D 29 units/acre 1,500 sf of lot area Subareas C & E DENSITY WITH BONUS 10% 48 units/acre 20% 52 units/acre 30% 56 units/acre 10% 29 units/acre 20% 32 units/acre 30% 34 units/acre 10% 60 units/acre Subareas A & B 37 units/acre Subarea C 20% 65 units/acre Subareas A & B 40 units/acre Subarea C 30% 71 units/acre Subareas A & B 43 units/acre Subarea C 10% 69 units/acre Subarea D 32 units/acre Subareas C & E 20% 75 units/acre Subarea D 35 units/acre Subareas C & E 30% 81 units/acre Subarea D 38 units/acre Subareas C. & E DRAFT PROPOSED ZONING FOR THE SOUTH NORWALK TOD REDEVELOPMENT PLAN 31

32 Delete Article 120, Section Delete Article 120, Section , Section M. Municipal parking in South Norwalk. Amend Article 121, Section Amend Article 121, Section , District sign regulations to revise subsection E. Signs in Washington Street Design District to read as follows: E. Signs in Washington Street Design District and the TOD District. Signs in this district shall maintain and enhance the symmetry of the building façade, shall be aligned with and compatible to signage pertinent to other businesses in the same or adjacent buildings and shall avoid covering or overlapping architectural features of the building, subject to the following provisions: Delete Article 121, Section Delete Article 121, Section , District sign regulations subsection K. Signs in South Norwalk Business District. 32 NORWALK REDEVELOPMENT AGENCY

33 DRAFT PROPOSED ZONING FOR THE SOUTH NORWALK TOD REDEVELOPMENT PLAN 33

34 Prepared for the Norwalk Redevelopment Agency by THE CECIL GROUP FXM ASSOCIATES